Level 2 or Level 3 survey: which do you need?
A survey tells you about the condition of the building. RICS Home Surveys come in three levels, and the right one depends on the age, type and condition of the home.
Free to start with a postcode. No account needed. See an example report.
How to choose a survey level
Level 1: a condition report
A basic report on the condition of the property, with ratings but little detail or advice. Suits newer, conventional homes in good condition.
Level 2: the most common choice
Formerly the HomeBuyer Report. Suits conventional homes in reasonable condition. It looks for problems that need attention and can include a valuation.
Level 3: the most detailed
Formerly the Building Survey. Suits older, larger or unusual homes, homes that have been altered, or homes in poor condition. It looks more closely and explains more about repairs.
In Scotland
The seller’s Home Report includes a single survey. You can still commission your own survey if you want more detail.
Check what a survey won’t
Surveyors inspect the building. They don’t usually look up flood maps, planning applications or ground records, so check those separately.
What we check
- Flood zone, planning nearby, sales and crimeFree area check
- Ground movement, subsidence outlook and radonFull report
- Extensions with no planning record, worth showing your surveyorFull report
- What the walls, roof and windows are made of, from energy certificatesFull report
Coverage: England, Scotland and Wales. Scotland uses the Home Report’s single survey.
Sources: British Geological Survey; Energy Performance of Buildings Register; Council planning registers. All data sources
Why survey level matters
A survey that’s too light for the house can miss problems that cost thousands to fix. A survey that’s heavier than needed costs more than it has to.
Telling your surveyor what you already know, such as clay ground or an extension with no planning record, helps them look in the right places.
Questions to ask the seller, your solicitor or surveyor
- Which survey level do you recommend for this house, and why?
- Will you look at the roof space, drains and outbuildings?
- The ground here is prone to clay shrink-swell: what signs will you look for?
The full report ties questions like these to what it finds at the house.
Common questions
Is a mortgage valuation a survey?
No. A lender’s valuation is for the lender, to check the home is worth the loan. It isn’t a survey of the condition of the building.
Do I need a Level 3 survey for an old house?
Older homes, and homes that have been altered or are in poor condition, are what Level 3 is designed for. Ask a surveyor which suits the house.
Does a survey check flood risk?
Not from the flood maps. Check the flood zone and surface water risk yourself, or in our report, and tell your surveyor what you find.
Official records, not advice. We never score properties or tell you whether to buy. Check a postcode